1016 James Ave · St. Paul, MN 55102

$259,900

3 bd · 1.0 ba · 1,127 sqft · SingleFamily public records · 11 Days on market

Built 1898 4,443 sqft lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice victorian style 3 bedroom home. Inviting front porch, large country kitchen. Hardwood floors. Great investment opportunity or a starter home. Must see!

Key facts

• Country kitchen
• Tin ceiling
• Front porch

Tags

• FRONT PORCH
• LEADED WINDOW
• TIN CEILING
• HARDWOOD FLOORS
• COUNTRY KITCHEN
• PRIVATE YARD

Property features AI

Finance

• Other: Lot roughly 0.102 acres (approx. 40 x 112)
• Financial info: Conventional mortgage financing available

Exterior

• Parking: Detached or attached 2-car garage with concrete floor; Garage dimensions approximately 24 x 28; Garage door about 11 ft wide and 7 ft high
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers (Xcel Energy)
• Home design: Residential property; Two levels; Entry at main level
• Construction: Asphalt roof (age 8 years or less); Stone foundation; Wood construction
• Exterior features: Wood exterior; Partial wood fencing; Porch; Garage(s) on property; City street frontage with paved streets and sidewalks

Interior

• Kitchen: Kitchen with window; Range; Refrigerator; Disposal; Exhaust fan
• Bedrooms: 2 bedrooms (upper level); Additional flex room on upper level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Eat-in kitchen and separate formal dining room; Porch; Partial unfinished basement
• Laundry & utility: Washer and dryer (hookup in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Paul Public School District (urban): math 21% / reading 33% proficiency, ranked #270 of 301 in MN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 145 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,225/mo this rent would consume 51% of the median local household income ($76k/yr) (locally 1116% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; list at $260k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,489
• Equity at exit: $38,752

10-year hold

• IRR: 8.7%
• Equity multiple: 1.62×
• Total profit: $45,468
• Equity at exit: $22,471

Cash invested: $72,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55102

• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,225 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$322 /mo · $3,870/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $754

Break-even live

Break-even rent $2,271

Max offer price $259,900

Occupancy floor 72%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	1d	19	0.15mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,746	$3.48	2d	39	0.75mi
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	17d	10	1.06mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	1d	18	1.30mi

Listing history 12 events

1. 2026-06-02
   status $259,900 Pending 11 DOM
2. 2026-06-01
   days on market $259,900 Active 11 DOM
3. 2026-05-31
   days on market $259,900 Active 10 DOM
4. 2026-05-21
   listed $259,900 Active
5. 2017-12-27
   soldstatus $160,000
6. 2009-04-09
   soldstatus $57,500 156-char remark

   Show marketing remark (156 chars)

   Nice victorian style 3 bedroom home. Inviting front porch, large country kitchen. Hardwood floors. Great investment opportunity or a starter home. Must see!

7. 2009-02-23
   historical 156-char remark

   Show marketing remark (156 chars)

   Nice victorian style 3 bedroom home. Inviting front porch, large country kitchen. Hardwood floors. Great investment opportunity or a starter home. Must see!

8. 2009-02-10
   listed $57,500 156-char remark

   Show marketing remark (156 chars)

   Nice victorian style 3 bedroom home. Inviting front porch, large country kitchen. Hardwood floors. Great investment opportunity or a starter home. Must see!

9. 2000-11-17
   soldstatus $127,000
10. 2000-10-05
    historical
11. 2000-08-10
    listed $134,900
12. 2000-06-27
    soldstatus $48,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $3,870 · $322/mo
• Projected year-2 tax: $3,870 · $322/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,703
• − Mortgage interest: −$14,558
• − Property taxes: −$3,870
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,096
• − Management: −$3,096
• − Depreciation: −$7,561
• Taxable income: $5,222
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $7,798/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Paul Public School District
• NCES district ID: 2733840
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $48,316
• Composite: 23.51/100
• National rank: #7868
• State rank: #270 of 301 in MN

Livability — St. Paul

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Paul, MN
• County: Ramsey County · 542,837 people
• City population: 280,599
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+435.9% since first listed

9 events — show timeline

• 2026-05-21 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-12-27 Sold (Public Records) $160,000 Public Records
• 2009-04-09 Sold (MLS) $57,500 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-10 Listed $57,500 NORTHSTARMLS as Distributed by MLS Grid
• 2000-11-17 Sold (MLS) $127,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-10-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-08-10 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-06-27 Sold (Public Records) $48,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,870 · +15.1% YoY. Source: county tax records.